An update from the Planning Board on discussions of allowing Multifamily Housing citywide

These discussions were initiated by a City Council request made on November 16, 2021, for “CDD to work with the Planning Board to develop concepts and principles to eliminate single family and two family only zones in the City of Cambridge, and to report back to the City Council as soon as practicable.” Over the course of these discussions, staff from the Community Development Department (CDD) presented information about Cambridge’s current zoning requirements and the specific ways in which those requirements prevent multifamily housing in different parts of the city.

CDD also presented information about the issues and goals articulated in the Envision Cambridge comprehensive plan and how they relate to the subject of restrictive single-family and two-family zoning districts.

After the most recent discussion, the Board voted to send a report to the City Council with an update on its process so far and a request for further guidance from the Council on the intended policy goals and outcomes of a zoning change that would eliminate single and two-family only zoning and permit multifamily housing citywide. Below is an update on the Board’s discussion to date.

Zoning Principles

The Board’s discussion raised several important planning issues, which highlight the need for clear policy guidance in order to evaluate the benefits and tradeoffs of different zoning strategies. They reflect the range of viewpoints expressed by Board members. • Zoning should allow for an equitable range of housing types and unit sizes in all residential districts. In other words, some neighborhoods should not be exclusively limited to large, single-family and two-family homes while other neighborhoods allow more variety in housing types. There is no compelling reason to prohibit multifamily housing and townhouses throughout the city.

Page 2 of 4 • More housing opportunities could be created in restrictive zoning districts, which currently do not support as much housing as other neighborhoods of the city. New housing opportunities in residential neighborhoods should be viewed in the context of the City’s overall strategy for housing growth, as articulated in Envision Cambridge. • Residential neighborhoods should have open space for children and families, as well as tree canopy and other features that have a larger environmental benefit to the public as well as residents. However, that should not necessarily be a justification to oppose the creation of any new housing opportunities. • Neighborhood streets should not be overburdened with parking. Although there is a desire to plan for a future that is less reliant on private automobile use, the impacts on public resources, including on-street parking, need to be considered. • Housing costs are a major concern. Some Board members noted that new market-rate housing units are likely to be very expensive and accessible only to wealthier households, and that a change to allow multifamily housing throughout the City, in isolation, would not produce new affordable housing units. Other Board members noted that housing is already expensive, whether it is existing or new, and that retaining the current restrictive zoning in some neighborhoods would result in fewer units that will still be out of reach to all but the wealthiest households. Board members also acknowledged that demand for housing has led to increased property values, placing pressure on longtime residents. • Opportunities to create affordable housing are desired. Changes to zoning should be carefully assessed for how they might affect the viability of opportunities pursued under the Affordable Housing Overlay. • It is worthwhile to identify and preserve building exteriors that contribute positively to the architectural character of a neighborhood. However, there can be flexibility to make changes within the interiors of buildings and develop complementary infill.

Concepts for Amending Zoning

Board members agreed that in order to enable multifamily housing citywide, it would be necessary both to increase the allowed range of housing types in Residence A-1, A-2, and B districts, and to amend the “minimum lot area per dwelling unit” requirements which currently limit housing in those districts to fewer, larger-sized units. • Allowing More Housing Types: There is broad support for allowing multifamily and townhouse development in Residence A-1, A-2, and B districts.

Planning Board members discussed the following specific options: o Allow the same range of uses as in Residence C and C-1 districts. These would include multifamily, townhouse, and some group housing such as elderly congregate housing and lodging houses. Board members had differing views on